My fiance and I swapping mortgage lender for our flat in Abergavenny with Skipton. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is repossessed. I have a couple of concerns (1) Is this document specific to the Skipton conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?

On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Skipton. This is solely used to protect Skipton if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Skipton had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

I am due to move house in June. Should my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Abergavenny. Conveyancing lawyer was organised before I stumbled across your site.

On the day of completion you can pick up the keys from your property agent however this can only occur when the previous owners solicitors inform the agent that the monies to complete are in and the keys can be handed over. Subsequently you can inform the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can help you choose a residential property solicitor in Abergavenny or a legal practice that specialises in conveyancing in Abergavenny.

Completion of my purchase has taken place for my property in Abergavenny. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I have instructed a Abergavenny lawyer having checked that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?

Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Abergavenny postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Abergavenny.

Should commercial conveyancing searches disclose proposed roadworks that could affect a commercial land in Abergavenny?

Its becoming the norm that commercial conveyancing solicitors in Abergavenny will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Abergavenny. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Abergavenny.

For every commercial conveyancing transaction in Abergavenny it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Abergavenny commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Abergavenny.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Abergavenny?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Abergavenny. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am looking for a conveyancing solicitor in Abergavenny for my house move. Is it possible to see a firm’s complaints history with the legal regulator?

You can read published Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.